Loading...
HomeMy WebLinkAbout20200174 269 Broadway Mixed Use Code Compliance List CITY OF SARATOGA SPRINGS ZONING ❑ RDINANCE The following guidelines and code requirements for the city of Saratoga and how 269 Broadway complies. SECTION �.O �ASE ZONING DISTRICTS ❑ 269 Broadway Zone—Transect 6 (T-6) ❑ Table 1 � Transect 6 district allows: retail, business, residential (upper floors only) 269 Broadway offers retail on ground floor, restaurant on 2"� floor, and office space on floors 3-6 ❑ Table 1 � Promotes active pedestrian oriented public realm 269 Broadway offers civic space along south side that connects Broadway and Hamilton ❑ Table 2 � Transect 6 permitted uses with site plan approval: 1. residential (2nd floor&above), 2. senior assisted living, 3. day care, 4. art studio/gallery, 5. brew pub, 6. retail, 0 offered on ground floor-3 retail spaces: 2 along Broadway, 1 on Hamilton 7. eating/drinking establishments, 0 offered on 2"� floor 8. financial institutes, 9. office, 0 offered on floors 1, and 3-6 10. newspaper plant, 11. service establishments, 12. movie theater, 13. open air market, 14. car rental, 15. medical office/clinic, 16. religious institutes, 17. educational facilities, 18. recreational facilities, 19. parking facilities, o no on-site parl<ing is required for T-6 zone, but building provides 2 below grade parl<ing levels 20. private club, 21. bathhouse, 22. health spa, 23. hotels 269 BROADWAY � Code Compliance List 1 ❑ Table g � 2 story minimum 269 Broadway complies and offers 6 stories—exceeds 2 story minimum *Appendix A : Definitions Story: That portion of a building designed for human occupancy between the surface of any floor and the � ;Y�ace of the nextfloor or roof above. ❑ Table g � 70' maximum height 269 Broadway has 70' along Broadway, 65' along Hamilton *Appendix A : Definitions euilding Height: The vertical distance measured from the pveraqe elevation of the proposed finished grade at the front of the building to the highest point of the roof for flat and mansard roofs and to the average height between eaves and ridge for gable, hip and gambrel roofs. Height limitations shall not apply to architectural features not used for human occupancy or mechanical equipment. Such features shall not exceed 25%in r,anreperte rov�rna� of the ronf area ❑ Table 3 � 80% Minimum build out along frontage 269 Broadway exceeds 80%frontage along Broadway and Hamilton — 100% is offered ❑ Table 3 � 0'— 12' distance from Front lot line 269 Broadway meets 0' setback from front line along Broadway ❑ Table 3 � Setback: side—0' minimum 269 Broadway meets 0' setback along north side, exceeds 0' setback along south side with the acquired land *Appendix A : Definitions Cnt�r���� Th� min'ml(YY' rl'c'-rtnrn r;�� itih��n nr�i hi�l�'�jnn nr c�Y-I1�TI/Y-n ml;cj I�n jnn rr��arl frnm r� �ni�Inn, ❑ Table3 � Setback: rear-0' minimum 269 Broadway meets 0' rear setback along Hamilton ❑ Table 3 � Frontage Type: Porch, Stoop, Forecourt,Terrace are all allowed. Open Front Yard is not allowed. 269 Broadway complies and provides terrace space on Broadway and Hamilton facades. Both facades have a forecourt design with portions of the building setback from the property line. *Appendix A : Definitions Open Front Yard: A facade set back substantially from the frontage line. The front yard thus created should remain unfenced and be visually continuous with adjacent yards. Forecourt:A facade aligned close to the frontage line with a portion of it set back. The forecourt created is suitable for gardens, vehicular drop-offs, and utility off loading. This type should be used sparingly to prevent a continuous excessive setback. Terrace :A facade set back from the frontage line with an elevated garden or terrace, or a sunken light court. This type can effectively buffer residential quarters from the sidewalk, while removing the private yard from public encroachment. The terrace is suitable for restaurants and cafes as the eye of the sitter is level with that of the standing passerby. The light court can give light and access to a basement 269 BROADWAY � Code Compliance List 2 SECTI�N 3. 1 OVERLAY ZONING DISTRICTS — TRANSECT AREAS ❑ 3.1.2A Item 1 � Limiting a maximum of one curb cut per block face is strongly encouraged.These block perimeters may be exceeded to accommodate an internal parking lot or structure that is screened from public way along all street frontages. 269 Broadway offers an internal parl<ing garage with 2 levels for tenants of the building, this requires only 1 curb cut. Entrance ramp is hidden alongside retail space and fenced wall with planting. No additional signage provided as to eliminate confusion for public parking *Appendix A : Definitions elock Face:All the building facades on one side of a block. The block face provides the context for establishing ctr�,�tc��;nn �nntinurtv ryn�,�. -^hit�rti�rrl hrrm�nv ❑ 3.1.2A Item 3 � Shallow build-to-line and minimum frontage build-out requirements are intended to support pedestrian-friendly streets. 269 Broadway complies and offers retail spaces off Broadway and Hamilton. Glazing is located up against the sidewalk to draw pedestrians into the retail spaces. *Appendix A : Definitions -,. ��,r�ile` , �o�nc„ , i, ,,���rorr��, , , s���v�hi� � �� _. , _s ,�,_ . ❑ 3.1.2A Item 4 � All lots should have street frontage. Lots served by an alley may also have frontage on a passage. 269 Broadway offers street frontage on Broadway and Hamilton. The permanently leased land also offers frontage on a passage *Appendix A : Definitions Passage:A pedestrian connection between buildings. Passages provide shortcuts through long blocks and conner'r re�r parking areas with street frontages. ❑ 3.1.2A Item 5 � Building facades within a streetscape should align with adjacent buildings within the required build-to area of the property. Buildings should be compatible with neighboring buildings and general site context. 269 Broadway complies and aligns with neighboring building to the north where both buildings align along the property lines along Broadway.The building also provides retail on each street fa�ade which is consistent with neighboring buildings of like occupancy. The building design also is consistent with building elements and materials. *Appendix A : Definitions Facade: The exterior walls of a building along a frontage line. ❑ 3.1.2A Item 6 � Development plans containing 20,000 square feet or more of residential space should provide for civic space. 269 Broadway does not contain residential space, but does provide a street-to-street civic space for the public to use. Civic space includes built-in seating, grass areas, additional pathway lighting. *Appendix A : Definitions Ci�,�ic Saace:�,n are�r .esicrnate_.,orpi.rblic«se or�niovmert s!�ch cr�a park, �r�en, sa�rare, or plaza. ❑ 3.1.2B Item 1 � Streetscape elements should include on-street parking, curbs, street trees, sidewalks, and streetlights. 269 Broadway offers off-street parl<ing. Connecting sidewall<from Broadway to Hamilton will still be maintained. Trees and lightings will be provided along sidewalks 269 BROADWAY I Code Compliance List 3 ❑ 3.1.2C Item 5 � Off street loading, service, or storage areas should be located behind buildings or parking structures, enclosed within the principal building envelope, or screened from view from the street right-of- way. Screening or landscaping should be compatible with adjacent structures and existing building materials. 269 Broadway offers loading area off Hamilton. Loading and trash area are screened from street with decorative fence and continuous roof that blends into the building. 269 Broadway offers a loading zone in front of the retail and loading area to limit the amount of interference with street traffic. ❑ 3.1.2C Item 7 � Where otherwise not required, the provision of bicycle parking shall be considered. 269 Broadway could provide off-street bicycling parl<ing at civic space. ❑ 3.1.2E Item 1 � Roof forms may include a symmetrical pitched roof or a flat roof with a cornice. Slopes of pitched roofs should be less than 5:12, except that porch roofs may be sheds with pitched not less than 3:12. All gables should be parallel or perpendicular to the street. 269 Broadway complies with flat roof with cornice. ❑ 3.1.2E Item 2 � Recommended roof materials include black or single tone asphalt shingles, standing seam roof, or natural slate. Imitation slate or woof shingles should be avoided. Parapet caps may be stone, concrete, or limestone. 269 Broadway is a flat roof that shingles, standing seam, or natural slate could not work on.TPO roofing will be used. Cornice will be natural rolled copper that was often used around Saratoga. ❑ 3.1.2E Item 3 � Rooftop mechanical systems may exceed the maximum building height provided they do not exceed 25% in aggregate coverage of the roof area and are adequately screened and set back from the building edge. 269 Broadway has a green roof along outside edge of roof which provides a natural setback for mechanical systems. All systems will be screened in with fencing in addition to plantings. ❑ 3.1.2F Item 1 � The scale and proportion of building facades, design and materials used in new construction should complement that used in neighboring buildings. 269 Broadway design consists of the same building materials as surrounding neighboring buildings. It is also consistent in scale with the surrounding area as the condo building across the street is adjacent to a 2-story building and across the street from 2 story buildings. 269 Broadway is adjacent to 2 and 3 story buildings. ❑ 3.1.2F Item 3 � Main building entrances should face the street, and should be easily identifiable and scaled to the size of the street they front. 269 Broadway main public entrance for retail is off Broadway and Hamilton. This is consistent and neighboring buildings.The Broadway entrance is identifiable with a 2-story atrium space with signage and "window shopping' glazing along the street. The Hamilton entrance is along the street while the rest of the building is held back. The entrance for the office space is on south side as it is a private entrance for the building tenants. The permanently leased land and civic space provides an easily identifiable entrance for the office space. ❑ 3.1.2F Item 4 � New facades should include base, middle and top levels and coordinate the relative height of these fa�ade elements ("datum lines") with those of adjacent and nearby buildings. 269 Broadway design emphasizes 3 levels with change in building materials, and rhythm of glazing. Stepping of the floors at each of the 3 levels also is consistent with neighboring buildings. Top floor is set back on 7/8 of the floor to create terrace space all around. ❑ 3.1.2F Item 5 � Recommended fa�ade materials include common red brick (bare or painted), special masonry units (textured, colored, or painted), natural stone, or wood clapboard. The following should be avoided: beige, multi-tone, or imitation brick siding; bare masonry units; metal, asphalt or vinyl siding; and imitation stone or exterior insulation finish systems(E.I.F.S.). 269 Broadway design has real bare red brick, real rolled copper, real granite veneer. 269 BROADWAY � Code Compliance List 4 ❑ 3.1.2G Item 1 � The rhythm and proportions of architectural openings should complement that of adjacent buildings, and concentrate windows and openings at the street level. Facade design should incorporate a primary material and an easily recognizable pattern (with sub-patterns or subtle variations for larger scale buildings). Breaks or fluctuations in pattern or materials may be used to draw attention to entrances or special fa�ade elements. 269 Broadway design consists of storefront along ground floor, which is consistent with neighboring buildings. The building design also consists of punch windows with dark metal finish, which is consistent with neighboring buildings. Gridded pattern of windows is also consistent with neighboring buildings on the street. Breal<s in material are used to emphasize entrances. ❑ 3.1.2G Item 2 � All architectural openings, including windows, doorways, arches and porch framing, should be constructed with their height equal to or greater than their width and framed by appropriately-scaled lintel or arch at the top and sill at the bottom. 269 Broadway complies with the windows and door openings are all greater in height then the width. ❑ 3.1.2�i Item 3 � Balconies and porches visible from the street right-of-way should be built of wood, metal, or concrete. Pressure-treated lumber may be utilized for concealed structural members, and structures not visible from the street right-of-way.All exposed surfaces visible from the street right-of-way, including floor decks, stairs, railings, columns, brackets and any other structural and/or decorative roof support members, should be built with paint grade finish lumber or metal and painted in appropriate colors. Porch stairs should have solid risers and sides enclosed with either solid wood construction or open lattice panels with maximum openings of 4 square inches. 269 Broadway complies with real copper at the underside of all balconies/terrace spaces. The floor construction also complies with concrete construction with concealed structural members. Railings are to be metal and glass. ❑ 3.1.2�i Item 4 � Recommended window materials include anodized aluminum or vinyl clad frame (black, brown or approved color) or painted or stained wood. Recommended lintel and sill materials include brick, stone, wood or colored concrete. Bare aluminum frames should be avoided. Clear, frosted or stained glass is recommended; tinted or mirrored glass should be avoided. 269 Broadway complies with black anodized metal window frames. Lintel are soldier course bricl<with concrete sills. Clear glazing shall be used with Low-E for energy compliance. No tinted or mirrored glass will be used. ❑ 3.1.2G Item 6 � Sliding doors and windows should be discouraged along primary facades except to access porches serving residential or lodging uses on the second or higher story. 269 Broadway offers balconies and terrace spaces on multiple levels and through out the building. Swing doors are provided on the primary fa�ade only when set back from street and with only 1 access door to that balcony/terrace space. All other doors are located on north and south fa�ades. ❑ 3.1.2H Item 1 � Front yard fences should not exceed 42 inches in height. 269 Broadway does not include front yard fences. All fences are along south side of property. ❑ 3.1.2H Item 2 � Recommended hard surface materials include brick, paving stone, porous pavement, and patterned concrete. Asphalt use should be limited to parking and loading areas 269 Broadway will used paver stones or patterned concrete for hard surfaces on site. Asphalt or concrete will be used only at parking and loading areas. ❑ 3.1.5A Item 1 � Retail, eating and drinking, office, residential, and civic uses should be integrated at the building, lot and block level. 269 Broadway provides 3 ground floor retail spaces, 2 along Broadway and 1 along Hamilton. 269 BROADWAY � Code Compliance List 5 ❑ 3.1.5A Item 2 � First floor uses including eating and drinking, retail, service, civic space, and offices with walk- in clientele is required on Broadway from Church Street to Phila Street 269 Broadway provides 3 ground floor retail spaces, 2 along Broadway and 1 along Hamilton. Civic spaces is included on south side of property. ❑ 3.1.5A Item 3 � 2-to 7-story buildings are permitted, as appropriate to site context. 269 Broadway complies which consists of 6 stories. ❑ 3.1.56 Item 1 � In addition to streetscape elements common to all Transect Zones, the Urban Core streetscape should include pedestrian amenities such as benches,trash cans, and informational kiosks. 269 Broadway complies which provides street-to-street civic space for public use. Civic spaces provides amenities such as built-in benches through-out,tiered amphitheater style grass area to be utilized as recreation space or performance space. ❑ 3.1.5C Item 1 � Flat roof and parapet construction is preferred; sloping roof structures should use dormers and gables to give the fa�ade more visual character. Sloping roofs shall ensure the fall of snow, ice or rain does not create a hazard for pedestrians. 269 Broadway complies which consists of a flat roof. ❑ 3.1.5C Item 2 � Building materials and colors should be historically appropriate. 269 Broadway complies which is proposed to have real red bricl<, real rolled copper, real granite. All can be found in the surrounding area of Saratoga. $ECTION 6 SUPPLEMENTAL REQLJIREA�IENTS ❑ 6.2.2A � The parking and loading requirements shall apply to all zoning districts with the following exception: there are no minimum off-street parking requirements in the Transect-6 district. 269 Broadway complies as Transect 6 zone does not require a minimum amount of off-street parking. 269 Broadway exceeds the minimum and provides additional 70 covered parl<ing spaces for the building tenants. ❑ 6.2.9 � Within the Transect Districts, one bicycle parking or storage space should be provided for every 15 off- street vehicular parking spaces. 269 Broadway can provide 5 bicycle parl<ing spaces at civic area to comply with the bicycle parl<ing requirements. 269 BROADWAY � Code Compliance List 6 CITY OF SARATOGA SPRINGS HISTORIC DISTRICT DESIGN GUIDELINES The following guidelines and code requirements for the city of Saratoga and how 269 Broadway complies. NEW CONSTRUCTION ❑ New Buildin�s:Architectural styles for new construction should reflect and represent the period in which it is built. The style of new construction should be compatible with surrounding buildings but should not give the false impression of being historic. Construction methods and materials can differentiate new construction from historic structures 269 Broadway building design has historical elements and materials as surrounding buildings, as well as more modern design with glazing. ❑ New Buildin�s: The placement and orientation of new buildings should be consistent with neighboring buildings. Maintaining a consistent streetscape and fa�ade setback is recommended. 269 Broadway is consistent with neighboring buildings with setbacks from street, fa�ade materials, and overall entry placement. ❑ New Buildin�s: Building mass should be appropriate to the size of the lot. A large lot can generally accommodate a larger structure, while a small structure is more appropriate for a smaller lot. 269 Broadway complies with the Transect-6 zone for building requirements on lot. ❑ New Buildin�s: Building height and scale should be consistent with the existing streetscape and neighboring building patterns. Historic streetscapes often have variation in building scale and massing that contribute to the visual interest and unique historic character of the street. Variation is promoted, but extreme differences should be avoided. 269 Broadway is consistent with neighboring buildings in which variation in heights does occur along the streetscape. Condo building across the street is adjacent to 2 story building, church is next to 3-story school, congress parl<centre is across the street from a 1 story building. Embassy Suites is adjacent to a 1 story strip mall. ❑ New Buildin�s: Buildings with large, uninterrupted massing should be broken into smaller visual components consistent with neighboring buildings. 269 Broadway consists of a variety of materials and balcony spaces through-out which break up the mass of the building. This is consistent with neighboring residential buildings and mixed-use buildings. ❑ New Buildin�s: Rooflines and shapes should be consistent with surrounding historic structures. 269 Broadway has a flat roof with cornice trim around entire perimeter of building. This is consistent with all neighboring buildings on Broadway and Hamilton. ❑ New Buildin�s: New construction windows and doors should complement the window and door sizes, patterns and rhythm of neighboring historic buildings. 269 Broadway provides a variation of patterning for glazing and doors. The grid pattern on the storefront on the lower portion of the building is consistent with the neighboring buildings (condo building, NBT bank, congress parl< centre, embassy suites). ❑ New Buildin�s: Fa�ade rhythm should maintain the vertical or horizontal emphasis that is prevalent on the street. 269 Broadway fa�ade design is carried through around the entire building, maintaining all design elements. 269 BROADWAY � Code Compliance List 7 ❑ New Buildin�s: Primary entrances to the building should orient to the street and be well designated. 269 Broadway primary entrance to the retail is located on Broadway and Hamilton. The building design at Broadway creates a 2-story atrium space for the retail entrance. The retail space on Hamilton is designed to be the focal point with the retail space having its entry right on the sidewalk. ❑ New Buildin�s: New construction materials should be compatible with and complement the surrounding historic buildings. Natural materials are encouraged. Contemporary materials may be used provided they do not negatively impact historic character of the neighboring buildings.The use of vinyl is discouraged. 269 Broadway uses the same natural materials as surrounding buildings, such as brick, granite, copper, metal, and glass. 269 BROADWAY I Code Compliance List 8